You may be able to find deals in areas that aren’t doing well, but if you can’t dispo them it won’t matterDiverse Pool of BuyersYou’ll mainly be selling to investors, but having a diverse buyer pool gives you more options in terms of exit strategyRegulatory Environment Low regulatory markets can help keep things simpleKeep in mind that regulations change quickly in many areas, so it's important to keep and eye on your markets for changeThings to consider; rules regarding holding a license as a wholesaler, probate laws/processes, STR rules, etcStrong Rental MarketThink from the end buyers POV.

We don't mind the work, and already have a process/checklist down. 

Does anyone have a process in place for subletting?

We worked with an investor-focused realtor and went through the usual processes for putting in an offer.

I know the capital gains tax on investments shorter than 1 year have at least 35%+ tax.I try to tell people to beat the tax with volume, the 1031 exchange program can be a pain with their guidelines and process. 

If the 4-plex is properly analyzed, and the data suggests $800/month cash flow after vacancy, Capex, and repair budgeting, then it sounds like a solid deal.

You'll have to research your respective state to see if you can go through the Affidavit of Heirship process or if Probate/Surrogate court is the only option.  

You should seek a Lender who can provide a formal Certificate of Approval Letter upfront and help Prequalify DSCR properties in advance to simplify the process. 

Consult Historical Zoning Information: Combine what you see on Google Maps with historical zoning data available from local city planning offices.

The size of your lot/zoning of the lot will also tell you whether or not you're allowed to subdivide your lot/the process you would need to go through in order to subdivide.